This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 96 m², built in 1977, energy rating D. Located on rua do Casal de São Vicente, 11, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Notable Features: This basement apartment includes a private patio and an attached storage annex, adding functional outdoor space in a well-connected urban area with nearby transport links.
The valuation. The asking price of €260,000 exceeds the fair value of €221,918 by €38,082 (17.2%), indicating the property is overpriced. This discrepancy suggests limited upside potential in a competitive market.
Fair value modelled at €221,918 from 6 comparable sales in the area. Asking €260,000 sits €38,082 (17.2%) above — overpriced versus fair value.
Asking €260,000 versus the rua do Casal de São Vicente, 11 area baseline of €194,988 (€2,031/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 51/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €194,988, adjusted for condition and micro-location, gives a modelled fair value of €221,918 (€2,312/m²), a €38,082 (17.2%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Casal de São Vicente, 11 | Subject | €260,000 | €2,708 | — | 57 | 73 |
| praça São Bartolomeu, 9 | Active | €258,000 | €2,688 | 0.8% | 64 | 72 |
| rua Doutor Manuel de Arriaga, 23 | Active | €239,900 | €1,263 | 53.4% | 65 | 75 |
| avenida General Humberto Delgado | Active | €320,000 | €2,500 | 7.7% | 54 | 73 |
| Encosta do Sol · 82c87c | Active | €155,000 | €2,123 | 21.6% | — | 73 |
| Median comp | €248,950 | €2,312 | 14.7% | 64 | 73 |
Family rental The 2-bed apartment in Falagueira-Venda Nova, listed at €260,000, is overpriced by 17.2% compared to its fair value of €221,918. With a gross yield of 4.4% and a neighborhood rating of 73/100, potential returns for family rentals may not justify this price point. Long-term rental Investing in this apartment for long-term rental appears risky, as it is priced significantly above fair value at €260,000. The 4.4% gross yield is underwhelming compared to the neighborhood's overall quality, which may deter good tenants seeking value. Buy-and-hold Holding onto this property for future value appreciation seems questionable since it is currently overpriced at €260,000 versus a fair value of €221,918. The condition rating of 51/100 further complicates the investment case, indicating that future expenses may diminish long-term gains.
Economic and Tenant Stability Risk The property faces a moderate risk due to both economic and tenant stability scores being at a neutral 70/100, indicating potential fluctuations in tenant retention and rental income stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
